Greater Hidden Hills Community Overlay Study 2009 Prepared by: DeKalb County Planning & Development Department 330 W. Ponce de Leon Avenue Decatur, Georgia 30030 Phone: 404-371-2155 Fax: 404-371-4556 Website: www.co.dekalb.ga.us/planning Acknowledgements Acknowledgements The project team wishes to thank those who provided continued, leadership, participation and input into this study. The Greater Hidden Hills Community Overlay Study is a result of months of hard work by DeKalb County staff, Public Officials, the Steering Committee, and the Community at Large, and their contribution is greatly appreciated. W. Burrell Ellis, Jr., Chief Executive Officer Board of Commissioners Elaine Boyer District 1 Jeff Rader District 2 Larry Johnson, Presiding Officer District 3 Sharon Barnes-Sutton District 4 Lee May District 5 Kathie Gannon Super District 6 Connie Stokes Super District 7 Morris Williams, BOC Chief of Staff Keith Barker, Executive Assistant /COO DeKalb Planning and Development Department Patrick Ejike, Director of Planning and Development Andrew Baker, AICP, Associate Director of Planning Hari Karikaran, Associate Director of Development Strategic Planning Section Arthur F. Duncan, AICP, Planning Administrator Cedric G. Hudson, Planning Manager Tanya Hedgepeth, Senior Planner/Project Lead Sidney Douse III, Senior Land Use Planner Shawanna Bowles, Senior Planner Mekonnen Gessesse, Senior Research and Analysis Planner Crystal Evans, Senior Planning Technician Current Planning Section Kevin Hunter, Zoning Administrator Madolyn Spann, Planning Manager Development Division Lee Azimi, Land Development Manager Marketa Killingbeck, Engineering Review Supervisor Department of Economic Development Maria Mullins, Director Maceo Rogers, Deputy Director Greater Hidden Hills Community Overlay Study 2 Acknowledgements Acknowledgements Greater Hidden Hills Community Steering Committee Members Jan Costello - Coordinator Kathryn Brice, Ph.D. Annitta Burton Daria Delaney Lois Dunlap Joyce Fortson Phyllis Frierson June Gandy Barbara McClendon Evora Ritchie Kenneth Saunders, III Calvin E. Sims, Sr. Charlene Taylor Additional Advisors: Residential Property Owners Lloyd and Catherine Alaman Andrea Diallo Kelly Gavin Elmore Johnson Miriam Martin Commercial Property Owners Thomas Kang Mike Francis Greater Hidden Hills Community Overlay Study 3 Table of Contents Table of Contents Chapter Page 1: Introduction 1.1 Study Area................................................................................................................................7 1.2 Study Overview........................................................................................................................7 1.3 Study Approach........................................................................................................................8 1.4 Document Organization ...........................................................................................................8 2: Study Development 2.1 Public Involvement ..................................................................................................................9 2.1.1 Meeting Summary.........................................................................................................10 2.2 Research and Analysis ...........................................................................................................11 2.3 Goal Development..................................................................................................................11 2.4 Study Implementation ............................................................................................................11 3: Existing Conditions 3.1 Community History................................................................................................................12 3.2 Demographics.........................................................................................................................17 3.2.1 Population Growth ........................................................................................................18 3.2.2 Race and Ethnicity ........................................................................................................18 3.2.3 Age ................................................................................................................................19 3.2.4 Household Growth and Size..........................................................................................19 3.2.5 Educational Attainment.................................................................................................20 3.2.6 Employment ..................................................................................................................20 3.2.7 Income...........................................................................................................................21 3.2.8 Housing .........................................................................................................................22 3.3 Land Use and Zoning .............................................................................................................24 3.3.1 Existing Land Use .........................................................................................................24 3.3.2 Future Land Use............................................................................................................29 3.3.3 Zoning ..........................................................................................................................31 3.4 Natural Resources ..................................................................................................................34 3.4.1 Wetlands........................................................................................................................34 3.4.2 Floodplains...................................................................................................................34 3.5 Community Facilities and Services........................................................................................35 3.5.1 Schools ..........................................................................................................................35 3.5.2 Libraries ........................................................................................................................36 3.5.3 Public Safety .................................................................................................................36 3.5.4 Local Churches..............................................................................................................36 3.5.5 Community Centers.......................................................................................................37 3.5.6 Parks and Recreation.....................................................................................................38 3.6 Transportation .......................................................................................................................39 3.7 Preliminary Market Study ......................................................................................................39 3.7.1 Executive Summary ......................................................................................................39 3.7.2 Basic Demographic Trends ...........................................................................................40 Greater Hidden Hills Community Overlay Study 4 Table of Contents Table of Contents Chapter/Section Page 3.7.3 Preliminary General Recommendations........................................................................40 3.7.4 Business Data Recommendations .................................................................................41 3.8 Issues and Opportunities ........................................................................................................42 4: Concept Plan 4.1 Community Vision .................................................................................................................43 4.2 Gateways ................................................................................................................................45 4.3 Primary Corridors...................................................................................................................47 4.4 Residential Preservation.........................................................................................................49 4.5 Activity Centers......................................................................................................................51 4.6 Greenspace .............................................................................................................................53 5: Implementation Strategy 5.1 Goals and Strategies.............................................................................................................. 56 5.2 Recommendations..................................................................................................................58 6: Conclusion Tables 1.0 Meeting Summary..................................................................................................................10 3.0 Population Growth .................................................................................................................18 3.1 Existing Land Use ..................................................................................................................24 3.2 Zoning ....................................................................................................................................31